Village Clusters Housing Allocations Plan - Main Modifications document

Amend Policy VC BRO1 as follows:

Policy VC BRO1REV: East and West of the B1332, Norwich Road

2.47ha1.2haof land is allocated for up to 50 25 dwellings.

The developer of the site will be required to ensure:

• Access to the site is via a roundabout junction on the B1332, unless otherwise agreed with the Highways Authority;
• Footways are provided to connect to the Norwich Road frontages, and, on the western side, to footpath Brooke FP2;
• Inclusion of footpath Brooke FP2 within the layout of the development, to ensure it is safe and convenient to use;
•  A crossing point on the B1332 which secures a safe pedestrian route between the eastern part of the site and Brooke Primary School;
• A site-specific Flood Risk Assessment (FRA) and strategy, to inform the access arrangements and layout of the site, which has regard to the Stage 2Level 2 VC Strategic Flood Risk Assessment (SFRA) (including the July 2026 update) and the National Flood Risk Assessment 2 data;
• Landscaping to the boundaries with the open countryside which successfully contain the impact of development and integrates the site with the wider countryside;
• Protection of the mature trees both on the site boundaries and immediately outside of the site;
• Frontage development to Norwich Road, consistent with the form and character of the area.; and
• TheNorfolk’s Historic Environment Service isRecord to be consulted prior to application to determine the need for, and the extent of, any archaeological assessments surveys prior to development.

Make consequential changes to the following paragraphs of supporting text:

8.7. The site lies to the north of Brooke, on the west side of Norwich Road. on two parcels of land, either side of the B1332, Norwich Road. The site is well located for access to the services and facilities in Brooke, and for public transport on the main Norwich/Bungay bus route, for access to the full range of services/facilities.

8.8. Land to the west of Norwich Road is contained between the heavily vegetated grounds of Brooke Lodge to the north and part of the completed housing allocation from the 2015 Local Plan to the south. To the rear (west) the site is open to the remainder of the existing agricultural field. Land to the east of Norwich Road lies to the north of the remainder 2015 Local Plan allocation, but is largely open to the road frontage and wider countryside on the other boundaries. As such,the western part of the site is visually well contained on the Norwich Road frontage by the vegetation in the grounds of Brooke Lodge. However, there is no existing screening to the rear (west) of the site and this aspect will be visible from nearby footpaths Brooke FP2/Howe FP6 and Brooke FP4/Howe FP5. To the east the site is much more open in the landscape, with no existing screening to either the north or east and will be clearly visible from Entrance Lane and nearby footpath Brooke FP3. As such, careful consideration will need to be given to the open aspects of these sites, to ensure that there is a successful containment and integration with the wider countryside. Mature trees on the furthest west site boundary and in the grounds of Brooke Lodge will require protection.

8.9. Whilst the site extends the village northwards, rather than along the east/west access axis that has been the more traditional direction for growth, the development will be contained on the west by Brooke Lodge and to the east. The listed Brooke Lodge to the north is screened from potential development by the level of vegetation in the grounds. Brooke Conservation Area lies to the south; however, the Heritage Impact Assessment (HIA) concludes that distance and intervening development mean the site is already visually disconnected and therefore will not have an impact on this designated heritage asset. Frontage development is the preference to Norwich Road, which continues the form and character of the locality.

8.10. As the site sits either site of Norwich Road, access arrangements will need to ensure there is both safe access to the sites themselves, and that a safe flow of traffic is maintained on B1332. As such the preferred highways solution is a roundabout that links the two sites; a crossroads would not be acceptable, and a staggered junction may not be achievable within the available site frontages. The current layby is within the highway and will help accommodate the junction arrangements. A roundabout would also have the effect of calming speeds into the village, which is currently the transition from the national speed limit to the 30mph limit. Any alternative solution would need to be agreed with the Highway Authority at the time of any planning application.

8.11. Footways will be required across the site frontages on both sides ofalong Norwich Road, connecting to the existing footways that already provides good access to the main facilities in the village. On the western side thisThis would also connect to footpath BrookeFP2/Howe FP6, which runs along the northern boundary of the site; the footpath will need to be appropriately incorporated into the design/layout of the development to ensure that it remains safe and convenient to use. In addition, a crossing point will be required on Norwich Road so that there is safe pedestrian route to the primary school from the eastern part of the allocation.

8.12. The Stage 2 Level 2 VC Strategic Flood Risk Assessment (SFRA) indicates that there is a potential for ponding in a small area of the Norwich Road frontage of the western part of the site, which will need to be taken in to account as part of the access arrangements and layout of development. Consideration should also be given to steering development away from the area s of surface water flood risk identified along the northern and southern boundaries of the site. A site-specific FRA will be required, to demonstrate that the site is not at an increased risk of flooding in the future, that the development of the site does not increase the risk of surface water flooding

on the site and to neighbouring properties and how the natural flood storage provided by the pre-developed site is preserved.

8.13. The allocation of a site of 2.47ha1.2ha for up to 50 25 dwellings allows for development of an appropriate scale and density to reflect the edge of settlement location and the provision of a roundabout junction on the B1332.